Consult an Architect Before Buying a Townhouse in NYC

When purchasing a New York City townhouse, hiring an architect isn’t just a recommendation—it’s a necessity. However, the most critical decision isn’t just who you hire, but when you bring them into the process. To avoid costly surprises and missed opportunities, you may want to start the conversation sooner than you think.

If you are purchasing a townhouse in NYC and intend to renovate, it is best to consult an architect before closing. Bringing the architect in early ensures you have the information you need to make a fully informed decision about your investment.

I am Jorge Fontan, AIA, an architect in New York and the founder of Fontan Architecture, a Manhattan-based architecture firm specializing in townhouse and brownstone renovations, restorations, and additions. In this article, I will explain why consulting an architect before purchasing a townhouse is essential and outline the critical issues we evaluate during the pre-purchase phase.

 

Why You Should Hire an Architect Before Closing on Your Townhouse

Buying a townhouse is an exciting decision, but the complexity of this endeavor can bring as many complications as it does rewards. While your attorney and home inspector handle essential due diligence, there are critical factors they will not address—especially those related to future renovation potential.

Let’s go through a list of common issues we discuss with our clients during the due diligence phase of a townhouse renovation.

 

DOB, HPD, & LPC Review 

I have a punch list of items I review when starting a conversation about a townhouse project. My initial assessment always begins with a review of the key Agencies Having Jurisdiction.

Department of Buildings (DOB)

I conduct a thorough review of Department of Buildings (DOB) records for every townhouse to verify the Certificate of Occupancy and establish the property’s legal use. Because any change in occupancy, use, or egress in New York City requires extensive DOB oversight, identifying these factors early is critical. This due diligence prevents unexpected delays and allows us to build a realistic project timeline. Additionally, I screen for active violations, open applications, permits that have never been signed off, and SRO status to understand the path forward clearly.

We must identify any discrepancies between Department of Buildings (DOB) records and the physical property. For instance, it is important to confirm if any work was performed without the required permits. A common issue involves properties being utilized as two-family homes while the official DOB records classify them as legal single-family residences. Work without a permit issues often come up in townhouses making this is a very good starting point for property research.

Housing Preservation & Development (HPD)

One of the first things I check for in every townhouse is whether there is a Single Room Occupancy (SRO) status on the property. These SRO units, often converted during the Great Depression to address housing needs, now carry strict regulatory requirements. If a property is flagged as an SRO, you must obtain a Certification of No Harassment (CONH) from HPD before the DOB will approve permits for alterations. Because the CONH process typically spans 9 to 12 months, I recommend initiating this due diligence immediately to avoid it becoming a bottleneck for your project schedule.

Landmarks Preservation Commission (LPC)

Identifying whether a property is an individual landmark or located within a Landmark District is a foundational step in purchasing a townhouse/brownstone. While all work on landmarked properties requires Landmarks Preservation Commission (LPC) oversight, exterior restorations and vertical or horizontal enlargements trigger a much more intensive review. Because the LPC approval process is inherently time-consuming, we want to make sure we give you realistic expectations for project development.

 

Zoning Analysis

NYC’s complex zoning regulations dictate the development potential of every property. A comprehensive Zoning Analysis is the essential first step in evaluating the feasibility of a vertical or rear addition. Even without plans to expand, understanding your property’s unused air rights, floor area ratio (FAR), and zoning matters is vital to accurately assessing the property’s long-term market value.

 

Assessing the Condition of the Home for Renovation

While a standard home inspection is a necessary first step when purchasing a townhouse, an architectural consultation offers deeper insight. The inspector looks for existing defects, and an architect looks for existing conditions and future potential. We evaluate the structural and aesthetic details to determine what to restore versus what to replace, ensuring you have a realistic vision of the project’s scope.

Beyond the physical structure, we align the building’s layout with your lifestyle. By discussing your functional needs, design goals, budget, and timeline early in the pre-purchase phase, we can ensure the property is well-suited to becoming the home you envision.

 

Budget and Schedule

In nearly every initial consultation for a townhouse or brownstone renovation, budget and timeline are the primary concerns from my potential clients. While NYC’s regulatory and construction landscape makes these variables complex, our extensive experience with these property types allows us to provide a strong initial assessment. Once we define the project scope, we can establish a realistic preliminary budget and a schedule to guide your expectations from day one.

 

When to Hire an Architect for a Townhouse Project

In the high-stakes NYC real estate market, it is never too early to contact an architect for a townhouse renovation. Ideally, the collaboration begins before the ink is dry on the contract. Having an architect on board during the pre-purchase phase is essential for establishing realistic expectations regarding budget, timeline, and feasibility. We help you identify ‘red flags‘ before they become costly liabilities, ensuring your investment aligns with your ultimate vision.

Embarking on the journey of purchasing and renovating a New York City townhouse is a complex, exciting endeavor that requires a dedicated team of professionals. The success of your project is built on a foundation of transparent communication and collaboration. If you’re feeling overwhelmed or aren’t sure where to begin, don’t worry—we are here to guide you through the process step by step, from initial due diligence to the final walkthrough.

If you are considering a project, contact us at Fontan Architecture for a consultation. We can help you determine feasibility and provide complete design services. We guide you through every step of the process from concept to approvals and all the way through construction, until your home is move-in ready. We offer both vision and expert architectural services to ensure your project is a success. 

 

 

Contact Fontan Architecture